Texas and Louisiana, is it time to sell your Real Estate Holdings. The party appears to be coming to an end… unless oil prices go back up fast. And they don’t look like they are going any where but down for now. The market can bear a few months of a drop like this where temporary market issues affect the price; but this is a move designed to push prices down by OPEC and the last time they did this, Houston became a Ghost Town.
Texas and Louisiana as a whole also suffered because the whole State depends on the oil industry. Fracking is the new boom and will be the first to go with prices remaining in this area. Anything under the $40 price level and it compounds the problems because that’s the needed price point required to frack. You can get “officially” worried if prices break below $40. I don’t see that happening in the next couple of months, but anything is possible.
A two-year real estate recessions is the common and historical time frame we are facing in these States. It could take years to get back to normal. Be very careful of making any long term purchases in these oil sensitive States.
How to Play the Real Estate Market
A long term hold (15 years or more) or an immediate flip are the safest ways of playing this market for now. The risk is just to high! The March home sale numbers will give us an indication of just how fast and bad the oil price war will hit these States.
Think of Photos as “Headlines”. Headlines are designed to grab that short attention span we all have and in an instant convince the reader to continue reading our main message. Without dynamic photos, it’s hard to grab attention these days. I’ve found by simply adding in more color vibrancy, you can turn an ordinarily dry looking photo into something that pulls the customer in for more information instantly.
Photoshop and Gimp have a simple Vibrance Adjustment tool that makes it easy. From there, you can keep going by composite layering in different sky backgrounds for even more effect. Here are some before and after photos I’ve “adjusted” to make selling land, homes, or commercial buildings better.
When flipping Fixer Uppers, be careful not to “fix” the problem issues with the home itself, but rather stick to just adjusting colors and tones etc. You still want the property flaws to be apparent. In this photo, just a blue sky background and color saturation were added and adjusted with just a little brightnessadded to make the home “POP.”
This kitchen photo was just whitened up to rid the artificial light source’s yellowing effect.
Land photos can show amazing differences. The camera catches light and colors that Photoshop can quickly use to make dull scenes come to life.
Mood can make all the difference as well in a photo, Different sky backgrounds and color hues make it easy.
Whatever kind of property you are selling, Photoshop can help you by creating that Magic “Picture Headline” that will draw in you customer.
Once you own a home, you can use this program for fixup funds.
Under Title I, HUD insures lenders against most losses on home improvement loans.
The Federal Housing Administration (FHA) makes it easier for consumers to obtain affordable home improvement loans by insuring loans made by private lenders to improve properties that meet certain requirements. “Lending institutions make loans from their own funds to eligible borrowers to finance these improvements.”
Type of Assistance:
The Title I program insures loans to finance the light or moderate rehabilitation of properties, as well as the construction of nonresidential buildings on the property. This program may be used to insure such loans for up to 20 years on either single- or multifamily properties. The maximum loan amount is $25,000 for improving a single-family home or for improving or building a nonresidential structure.
For improving a multifamily structure, the maximum loan amount is $12,000 per family unit, not to exceed a total of $60,000 for the structure. These are fixed-rate loans, for which lenders charge interest at market rates. The interest rates are not subsidized by HUD, although some communities participate in local housing rehabilitation programs that provide reduced-rate property improvement loans through Title I lenders.
FHA insures private lenders against the risk of default for up to 90 percent of any single loan. The annual premium for this insurance is $1 per $100 of the amount advanced; although this fee may be charged to the borrower separately, it is sometimes covered by a higher interest charge.
Only lenders approved by HUD specifically for this program can make loans covered by Title I insurance. Title I loans can be disbursed directly to the borrower or, if the loan is made through a dealer, the disbursement will be made jointly to the dealer and the borrower. While most lenders and dealers/contractors use this program responsibly, HUD urges consumers to use caution in choosing and supervising home repair dealers/contractors conducting Title I repair/renovation work.
Eligible borrowers include the owner of the property to be improved, the person leasing the property (provided that the lease will extend at least 6 months beyond the date when the loan must be repaid), or someone purchasing the property under a land installment contract.
Title I loans may be used to finance permanent property improvements that protect or improve the basic livability or utility of the property–including manufactured homes, single-family and multifamily homes, nonresidential structures, and the preservation of historic homes. The loans can also be used for fire safety equipment.
Applications must be submitted to a Title I approved lender. Search for a HUD-approved lender online.
This program is authorized under Title I, Section 2, of the National Housing Act (12 U.S.C. 1703). Program regulations are in 24 CFR Part 201. The program is administered by HUD’s Office of Housing-Federal Housing Administration (FHA).
http://www.hud.gov/ll/code/llslcrit.cfm check only Title 1 Lenders to find your local lenders. Expand the search area if you don’t find one close by.
Flipping Handyman-Specials and Fixer-Uppers
This program covers the costs of buying the home as well as rehab costs.
The purchase of a house that needs repair is often a catch-22 situation, because the bank won’t lend the money to buy the house until the repairs are complete, and the repairs can’t be done until the house has been purchased.
HUD’s 203(k) program can help you with this quagmire and allow you to purchase or refinance a property plus include in the loan the cost of making the repairs and improvements. The FHA insured 203(k) loan is provided through approved mortgage lenders nationwide. It is available to persons wanting to occupy the home.
The downpayment requirement for an owner-occupant (or a nonprofit organization or government agency) is approximately 3% of the acquisition and repair costs of the property.
The 203(k) loan includes the following steps:
|A potential homebuyer locates a fixer-upper
and executes a sales contract after doing
a feasibility analysis of the property with their
real estate professional. The contract should
state that the buyer is seeking a 203(k) loan
and that the contract is contingent on loan
approval based on additional required repairs by the FHA or the lender.
|The homebuyer then selects an FHA-approved 203(k) lender and arranges for a detailed proposal showing the scope of work to be done, including a detailed cost estimate on each repair or improvement of the project.|
|The appraisal is performed to determine the value of the property after renovation.|
|If the borrower passes the lender’s credit-worthiness test, the loan closes for an amount that will cover the purchase or refinance cost of the property, the remodeling costs and the allowable closing costs. The amount of the loan will also include a contingency reserve of 10% to 20% of the total remodeling costs and is used to cover any extra work not included in the original proposal.|
|At closing, the seller of the property is paid off and the remaining funds are put in an escrow account to pay for the repairs and improvements during the rehabilitation period.|
|The mortgage payments and remodeling begin after the loan closes. The borrower can decide to have up to six mortgage payments (PITI) put into the cost of rehabilitation if the property is not going to be occupied during construction, but it cannot exceed the length of time it is estimated to complete the rehab.|
|Escrowed funds are released to the contractor during construction through a series of draw requests for completed work. To ensure completion of the job, 10% of each draw is held back; this money is paid after the lender determines their will be no liens on the property.|
http://www.hud.gov/ll/code/llslcrit.cfm check only Title 2 Lenders to find your local lenders.
This is the standard Affidavit of Heirship form used in Texas. Just fill in the blanks and have two disinterested parties and one interested party sign it before a notary, then file it at the county clerk’s office. DOWNLOAD WORD DOC
We had a great month with the release of my new book “The Ultimate Napkin Presentation” hitting the top 20 Best Seller list in Network Marketing Category. No matter what network company you work with, this book will make conversions much easier than without it. It’s available in hard copy and Kindle download. Available on Amazon